Arches and Land at Belmont Road, Whitstable, Kent, CT5 1QP

Description

The property comprises a high yielding Retail/Light Industrial investment occupying a prominent corner pitch. Arranged as two commercial units comprising a mix of arches and other units beneath a railway, the property is fully let to two tenants and producing a total combined income of £34,750 per annum.

Accommodation

Two commercial units comprising a mix of arches and other units beneath a railway.

Location

The property occupies a prominent pitch at the corner of Belmont Road and Oxford Street. Oxford Street leads directly to Whitstable High Street and therefore the property benefits from good footfall and traffic flow.

Tenure / Property Information

Investment Analysis

The property is fully let to two commercial occupiers with disclosed combined income of £34,750 per annum, equivalent to approximately £2,895.83 pcm. At the £215,000 guide, this represents an indicative gross income yield of 16.16%. No completed sales, capitalisation yield, formal valuation or buyer fees are supplied, so an evidence-supported GDV, resale value or maximum bid cannot be established. The £9,750 rail-arch letting is understood to have expired and is continuing on a periodic tenancy, making legal and occupational review particularly important.

Investment Snapshot

Strategy Recommendation

Consider only as a commercial income investment at a price justified by verified rent, lease quality and all leasehold liabilities. Review the legal pack carefully before bidding, particularly the periodic rail-arch tenancy and the six-year lease expiring 10.03.2032.

Works Required

No refurbishment works are evidenced. Allow for inspection, compliance review and any repairs identified in the legal pack or survey, but no works budget can be supported from the supplied information.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because no GDV, comparable evidence, refurbishment budget, lender valuation or finance terms are supplied. The 143-year approximate lease term may support long-term ownership, but the lease terms, ground rent and other lease liabilities require legal-pack confirmation before considering refinance.

Buy-to-Let Analysis

This is a commercial income investment rather than a residential BTL. The disclosed combined rent of £34,750 per annum produces a 16.16% gross yield against the £215,000 guide, before costs, finance, tax, voids and management. The yield calculation depends on the stated rents continuing and should be verified against the leases, rent statements and tenant status. The rail-arch tenant is on a periodic tenancy after the understood expiry of its lease.

Flip Analysis

A flip surplus cannot be calculated because there are no completed sales, supported GDV, refurbishment allowance, selling costs or buyer fees. The evidence supports an income-investment assessment only, not a resale-led project appraisal.

Investor Risks & Due Diligence

• The rail-arch lease is understood to have expired and the tenant occupies on a periodic tenancy with three months' notice to expiry.

• The second commercial lease expires on 10.03.2032, creating future income and reletting risk.

• The stated combined income and tenant arrangements require verification from the legal pack, leases and rent records.

• No buyer premium, administration charge or other acquisition costs are supplied, so total acquisition cost and net yield cannot be calculated.

• The property is leasehold with approximately 143 years unexpired; ground rent, service charge, repairing obligations and other lease liabilities are not provided.

• No condition, EPC or compliance information is supplied for the commercial units.

Recommendation

Consider only as a commercial income investment at a price justified by verified rent, lease quality and all leasehold liabilities. Review the legal pack carefully before bidding, particularly the periodic rail-arch tenancy and the six-year lease expiring 10.03.2032.

Strategy Rating

Analysis Confidence

The passing income, occupancy, guide price and broad lease information are supplied, allowing a guide-price gross yield calculation. However, there are no sold comparables, formal valuation, EPC, costs, condition evidence, ground-rent details or complete legal documentation.